5726 EL Dorado Ave · Lakeland, FL 33809

$149,000

4 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 4 Days on market

Built 1985 7,636 sqft lot ↓ 10% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Listing price may not be sufficient to pay the total of all liens and cost of sale, at full list price may require approval of sellers lender(s). Sold as-is.

Key facts

• 7,636 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other: Lot approximately 0.18 acre (109x); total acreage less than 1/4 acre
• Financial info: No lease restrictions reported
• HOA & community: No association indicated

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single Family Residence; One story; Faces East; Residential property
• Construction: Stucco construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Other exterior features; Asphalt road access

Interior

• Kitchen: No appliances listed; Other appliances
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Fireplace (other type)
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

Location & tenants

• Location reads 77/100 on livability (#206 in FL, #3,179 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 259 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $149k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.65% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,269
• Equity at exit: $22,216

10-year hold

• IRR: 7.7%
• Equity multiple: 1.51×
• Total profit: $21,371
• Equity at exit: $12,883

Cash invested: $41,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33809

• Home prices YoY: -20.9%
• Rents YoY: 0.7%
• Active inventory: 259
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$781
• Tax from tax record: −$353 /mo · $4,237/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $474

Break-even live

Break-even rent $1,515

Max offer price $149,000

Occupancy floor 73%

Sensitivity live

Price	-10% $558	-5% $516	+0% $474	+5% $431	+10% $389
Rent	-10% $307	-5% $390	+0% $474	+5% $557	+10% $641
Rate	-1.0pp $549	-0.5pp $511	base $474	+0.5pp $435	+1.0pp $396

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Mary Catherine Ct Lakeland, FL	3.0	2.0	1254	$1,725	$1.38	24d	1	0.22mi
5840 Sandpipers Dr Lakeland, FL	3.0	2.0	1732	$2,000	$1.15	15d	1	0.35mi
5818 Bambi Dr Lakeland, FL	3.0	2.0	1401	$2,200	$1.57	24d	1	0.53mi
5817 Daughtery Downs Loop Lakeland, FL	3.0	2.0	1609	$1,800	$1.12	24d	1	0.62mi
5817 Daughtery Downs Loop Lakeland, FL	3.0	2.0	1609	$1,800	$1.12	15d	1	0.62mi
4940 N Socrum Loop Rd Lakeland, FL	3.0	2.5	1950	$3,900	$2.00	24d	1	0.90mi
6131 Doe Cir E Lakeland, FL	3.0	2.0	1353	$1,700	$1.26	15d	1	0.91mi
4950 Deep Forest Ct Lakeland, FL	1.0–3.0	1.0–2.0	1047	$2,104	$2.01	4d	27	0.93mi
1031 Hidden Ct Lakeland, FL	3.0	2.0	1712	$1,995	$1.17	24d	1	1.07mi
142 Lindale St Lakeland, FL	3.0	2.0	1480	$1,895	$1.28	24d	1	1.20mi
111 Lindale St Lakeland, FL	3.0	2.0	1400	$2,350	$1.68	24d	1	1.21mi
907 Swann Dr Lakeland, FL	3.0	3.0	1601	$1,960	$1.22	15d	1	1.39mi

Listing history 4 events

1. 2026-06-08
   statusdays on market $149,000 Pending 4 DOM
2. 2026-06-07
   days on market $149,000 Active 3 DOM
3. 2026-06-05
   remarks 385-char remark
4. 2026-06-05
   listed $149,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,237 · $353/mo
• Projected year-2 tax: $4,237 · $353/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,369
• − Mortgage interest: −$8,346
• − Property taxes: −$4,237
• − Insurance: −$745
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$4,335
• Taxable income: $3,647
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,808/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Lakeland

• Score: 77/100
• State rank: #206
• US rank: #3179

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, FL
• County: Polk County · 740,051 people
• City population: 277,690
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 30,797
• Household income: $70,066
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 924.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 18% Black 11% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 9% Cuban 1% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.46%
• Current HPI: 301.3054
• Rent YoY: ▲ 0.65%
• Metro: Lakeland-Winter Haven, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-9.6% since first listed

5 events — show timeline

• 2026-06-04 Listed $149,000 Stellar MLS as Distributed by MLS Grid
• 2013-06-25 Sold (Public Records) $70,000 Public Records
• 2013-06-25 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2011-10-22 Listed $74,900 Stellar MLS as Distributed by MLS Grid
• 2005-06-29 Listed $164,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+14.3%/yr

Latest (2025): $4,237 · +5.3% YoY. Source: county tax records.